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AFFORDABLE HOUSING REPORT Los Angeles City Council District 8 ACKNOWLEDGEMENTS

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AFFORDABLE HOUSING REPORT Los Angeles City Council District 8 ACKNOWLEDGEMENTS AFFORDABLE HOUSING REPORT Los Angeles City Council District 8 ACKNOWLEDGEMENTS Author: Chelsea Kirk, Research and Policy Analyst, SAJE Designed by: Ofelia Ochoa Cartography: Chelsea Kirk, SAJE Figures are by author unless noted. Many thanks to UNIDAD members, Maria Patiño Gutierrez, Sandra McNeill, Cynthia Strathmann, Kaitlyn Quackenbush, Sonia Suresh and everyone else for their feedback and investment in this work. ABOUT UNIDAD: The United Neighbors in Defense Against Displacement (UNIDAD) coalition is the product of a community collaboration formed to prevent the displacement of residents in South Central Los Angeles and to improve the health and economic well-being of low-income communities of color through responsible development. ABOUT SAJE: Strategic Actions for a Just Economy (SAJE) is a 501c3 non-profit organization in South Los Angeles that builds community power and leadership for economic justice. Founded in 1996, SAJE focuses on tenant rights, healthy housing, and equitable development. SAJE runs a regular tenant clinic, helps connect local residents to jobs, organizes for tenant rights, and fights for community benefits from future development through private agreements and public policies. We believe that everyone, regardless of income or connections, should have a voice in creating the policies that shape our city, and that the fate of city neighborhoods should be decided by those who dwell there in a manner that is fair, replicable, and sustainable. UNIDAD MEMBERS: CONTENTS 4 Executive Summary 5 Methodology 6 Council District 8 At A Glance 7 Existing Subsidized Affordable Housing in Council District 8 9 Affordable Housing Production in Council District 8 10 The Loss of Affordability and Rent-Stabilized Housing in Council District 8 15 Homelessness in Council District 8 17 Recommendations TABLE OF FIGURES 7 A. Overview of Housing Stock in Council District 8 8 B. Inventory of Subsidized Affordable Housing Units by Council District (2020) 8 C. Inventory of Subsidized Affordable Housing Units by Council District (2020) Chart 9 D. Affordable Housing Produced or In-Production (2016-2020) 9 E. Affordable Housing Produced or In-Production Through TOC, DB, Other Entitlements (2016-2020) 9 F. Affordable Housing Produced or In-Production Through TOC, DB, and Other by Unit Type (2016-2020) 10 G. Unit Types 11 H. Housing Burden by Council District (2018) 12 I. Overcrowding in Council District 8 13 J. Rent-stabilized Units by Council District (2021) 14 K. Units Withdrawn via Ellis Act in Council District 8 (2008-2020) 14 L. Ellis Act and Cash for Keys in Council District 8 15 M. Race/Ethnicity of Unhoused Population in Council District 8 (2020) 16 N. Rising Homelessness in Council District 8 (2016-2020) 16 O. Unhoused Population vs Number of Supportive Units Produced by Council District IEXECUTIVE SUMMARY Council District 8 is experiencing a housing crisis. response to the District’s plans for a hotel project The majority of its population is rent-burdened, on city-owned land in preparation for the opening and the district is becoming more unaffordable of the Lucas Museum of the Narrative Arts in 2023. each year. The average annual wage of $25,2001, The coalition is opposed to the project, which the lowest of all districts, cannot support increasing would serve tourists, not community members. rents. Between 2019 and 2020, more than 3,157 The coalition would like to see the site used for people in the District fell into homelessness2. affordable housing, as was the plan in 2016 when That represents a 72% increase, which was the community members developed a vision for the largest percentage increase of homelessness of site. The City supports the project. Meanwhile, the all districts during that time3. An overwhelming district has produced just 2,675 units of affordable majority (57%) of its unhoused population is Black housing since 2016, which is not enough to meet compared with 38% of the entire City’s4. Yet, despite housing needs in Council District 8. a demonstrated need for more affordable housing in Council District 8, new housing production is This report gives an overview of the housing oriented towards high-earning renters. The District crisis of Council District 8, including an overview ranks 5th among Council Districts in its number of existing subsidized affordable housing and of affordable housing units relative to population affordable housing production in the district. It also size. It has also lost a growing number of rent- includes an analysis of the loss of rent-stabilized stabilized housing units over time5. Long-standing units and the district’s escalating homelessness residents are being priced out and are leaving the crisis. This report does not provide an analysis of District for more affordable housing far away from homeownership in Council District 8 and only their community, jobs, and networks. Others are focuses on the renter population and its needs. paying a disproportionate amount of their income Homeownership is an important and related on housing at the expense of other important dynamic, but outside the scope of this report. As a needs like clothing or food. The inadequacy of the strategy to address housing needs in Council District District’s affordable housing stock has left 63% of 8, this report focuses on one: utilizing city-owned its residents housing-burdened6. Housing is crucial vacant land, such as the Bethune site, for 100% to a good life, and every Council District 8 resident affordable housing development. We recognize deserves to have affordable and healthy housing other important possible strategies to address available to them at no great expense. the local affordable housing crisis, but we will not discuss those strategies at length in this report. The United Neighbors in Defense Against We do, however, capture them in our concluding Displacement (UNIDAD), a coalition formed to “other strategies” table, but the contents in this prevent the displacement of residents in South table should not be seen as an exhaustive list. Central Los Angeles, commissioned this report in 4 IIMETHODOLOGY To measure affordable housing production since To show the District’s existing affordable housing 2016, SAJE requested data from the California stock, including public housing units and Section Housing Partnership’s Preservation Database for 8 vouchers, and so as to not duplicate research, Los Angeles County, which measures affordable we relied on research from Pacific Urbanism’s housing development from federal and state Affordable Housing 2020 Report. For the District’s funding sources including the U.S. Department population information such as demographic of Housing and Urban Development (HUD) and insights and statistics on rent burden, we used Low-Income Housing Tax Credit (LIHTC). SAJE data from the Los Angeles County Health also requested data from the L.A. City Planning Department’s City and Community Health Department’s Housing Progress Dashboard, Profiles and the Los Angeles Chamber of which shows affordable housing development Commerce’s Economic Reports. through local incentive programs, such as the Transit Oriented Communities (TOC) incentive To determine the number of rent-stabilized units program and Density Bonus (DB) production. We in Council District 8, we used HCIDLA’s Rent used the City of L.A.’s Housing and Community Stabilization Ordinance dashboard. To show the Investment Department’s (HCIDLA) HHH Progress District’s homelessness numbers since 2016, we Database to show HHH-funded projects of used the Greater Los Angeles Homeless Counts affordable and supportive housing. We used reports from the years 2016-2020 made available HCIDLA’s Affordable Housing Projects List by Los Angeles Homeless Services Authority. dataset to measure projects funded through To determine the number of rent-stabilized the Affordable Housing Managed Pipeline. We units lost to Ellis Act evictions, we used data merged the datasets and analyzed them to available on HCIDLA’s Ellis Act dashboard. SAJE provide estimates of total affordable housing also submitted a California Public Records Act production in Council District 8 since 2016. request with HCIDLA to obtain data on the number of tenant buyouts (commonly referred To determine the number of vacant lots on to as Cash for Keys) in the District. We recognize city-owned land, we relied on data from the that HCIDLA’s count of tenant buyouts is Assessor’s roll and filtered for Vacant to estimate probably inaccurate, because HCIDLA does not the number of vacant lots in Council District 8. enforce the requirement to document Cash for We also used a public records request to secure Keys with the City, but the data helps to identify information from HCIDLA regarding affordable displacement trends. housing projects built on city-owned property. 5 COUNCIL DISTRICT 8 III AT-A-GLANCE Council District 8 spans western South Los communities and displaced families, prompting Angeles and the local representative is a gradual process of Black removal, which Councilman Marqueece Harris-Dawson, who has resulted in the District’s transformation took office in 2015 and is currently serving his into a predominantly Latinx area. Today, the second term as council member. Since 2014, District is 56% Latinx, yet it still has the largest rents have increased by more than 100% in some concentration of Black residents in the City, areas of South Los Angeles7. Within the District’s almost 40%, with Council District 10 having the boundaries are Baldwin Hills, Chesterfield
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